710 New Ave · Front Royal, VA 22630

$300,000

3 bd · 2.0 ba · 1,664 sqft · SingleFamily public records · 41 Days on market

Built 1989 6,795 sqft lot $180/sqft · 8% below area Est $326k · 8% under

---

Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.5/30.0
• ARV discount +11.0/15.0
• Schools +4.9/10.0
• DSCR +4.8/10.0
• Rent growth +4.6/5.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Cape Cod on private town lot with convenient location to town shopping, restaurants, baseball park, Main Street and public pool. Fenced in back yard with large deck and front porch. Huge shed shop included in rear yard. ! Home offers spacious living room, main floor Primary bedroom and bath. Laundry on Main floor. Stainless steel appliances in kitchen. Upstairs has 2 spacious Bedrooms with high ceilings and Bathroom. Needs work! SOLD AS!

Key facts

• 6,795 sq ft lot
• Built 1989
• Listed 40 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (17.8% below list).
• Recommended offer: $246k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.6% in Front Royal — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#162 in VA) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A, cost of living B+; Watch: commute F, employment D-.
• Warren County Public School District (town): math 49% / reading 64% proficiency, ranked #70 of 131 in VA (top 53%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising fast (+8.3%/yr); 280 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 170 units permitted in Warren County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($85k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Warren County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 29y ago; this cycle's ask is 20% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $88k; list at $300k implies a 241% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $246,460 (17.8% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.70%
• DSCR: 1.08
• GRM: 10.1

CMA / ARV

• ARV (median comp): $325,605
• List price: $300,000
• Delta: -7.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
412 Belair Ave	0.30mi	4/2.0 (+1)	1,650 (-1%)	5mo	$385,000	$233	76
512 Washington Ave	0.26mi	3/1.5	1,536 (-8%)	1mo	$360,000	$234	72
605 Happy Creek Rd	0.39mi	3/2.0	1,788 (+8%)	5mo	$367,500	$206	65
213 W 1st St	0.72mi	3/2.5	1,650 (-1%)	1mo	$413,000	$250	62
5 Crestview Dr	0.57mi	3/2.0	1,742 (+5%)	4mo	$285,000	$164	62
518 Warren Ave	0.32mi	3/2.0	1,434 (-14%)	2mo	$335,000	$234	61
303 W 10th St	0.66mi	3/1.0	1,728 (+4%)	1mo	$335,000	$194	58
422 Randolph Ave	0.37mi	3/2.0	1,872 (+12%)	8mo	$319,000	$170	56
317 Polk Ave	0.43mi	3/2.0	1,460 (-12%)	6mo	$305,000	$209	54
334 W 11th St	0.74mi	3/1.5	1,764 (+6%)	7mo	$320,000	$181	48
4 Evelyn Ct	0.59mi	3/1.5	1,417 (-15%)	3mo	$375,000	$265	43
204 E 17th St	0.75mi	3/1.5	1,440 (-14%)	5mo	$362,500	$252	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.67×
• Total profit: $-28,113
• Equity at exit: $44,731

10-year hold

• IRR: 5.9%
• Equity multiple: 1.53×
• Total profit: $44,112
• Equity at exit: $25,939

Cash invested: $84,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 55 Moderately Landlord-Leaning
• State Virginia: 55 Moderately Landlord-Leaning · D+2
• County: — inherits STATE
• City: — inherits STATE

VRLTA gives some tenant protections; Northern Virginia courts slower; rural VA landlord-leaning.

Methodology + full state rankings →

ZIP-level market 22630

• Home prices YoY: -27.1%
• Rents YoY: 8.3%
• Active inventory: 280
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,465 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$130 /mo · $1,556/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $119

Break-even live

Break-even rent $2,314

Max offer price $300,000

Occupancy floor 90%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
350 W 11th St Front Royal, VA	3.0	2.5	1560	$2,600	$1.67	43d	1	0.77mi
352 W 11th St Front Royal, VA	2.0	2.5	1560	$2,600	$1.67	43d	1	0.77mi
310 Frazer Pl Front Royal, VA	2.0	2.0	1104	$2,000	$1.81	43d	1	1.03mi
436 Acton St Front Royal, VA	3.0	1.0	1198	$1,850	$1.54	16d	1	1.22mi
291 Acton St Front Royal, VA	3.0	2.5	1560	$2,500	$1.60	1d	1	1.22mi

Listing history 26 events

1. 2026-06-18
   days on market $300,000 Active 41 DOM
2. 2026-06-17
   days on market $300,000 Active 40 DOM
3. 2026-06-16
   days on market $300,000 Active 39 DOM
4. 2026-06-15
   days on market $300,000 Active 38 DOM
5. 2026-06-13
   days on market $300,000 Active 36 DOM
6. 2026-06-09
   days on market $300,000 Active 32 DOM
7. 2026-06-08
   days on market $300,000 Active 31 DOM
8. 2026-06-07
   days on market $300,000 Active 30 DOM
9. 2026-06-04
   days on market $300,000 Active 27 DOM
10. 2026-06-03
    days on market $300,000 Active 26 DOM
11. 2026-06-02
    days on market $300,000 Active 25 DOM
12. 2026-06-01
    days on market $300,000 Active 24 DOM
13. 2026-05-31
    days on market $300,000 Active 23 DOM
14. 2026-05-10
    price $300,000 453-char remark

    Show marketing remark (453 chars)

    Charming Cape Cod on private town lot with convenient location to town shopping, restaurants, baseball park, Main Street and public pool. Fenced in back yard with large deck and front porch. Huge shed shop included in rear yard. ! Home offers spacious living room, main floor Primary bedroom and bath. Laundry on Main floor. Stainless steel appliances in kitchen. Upstairs has 2 spacious Bedrooms with high ceilings and Bathroom. Needs work! SOLD AS!

15. 2026-05-09
    status Active 453-char remark

    Show marketing remark (453 chars)

    Charming Cape Cod on private town lot with convenient location to town shopping, restaurants, baseball park, Main Street and public pool. Fenced in back yard with large deck and front porch. Huge shed shop included in rear yard. ! Home offers spacious living room, main floor Primary bedroom and bath. Laundry on Main floor. Stainless steel appliances in kitchen. Upstairs has 2 spacious Bedrooms with high ceilings and Bathroom. Needs work! SOLD AS!

16. 2025-12-16
    historical 453-char remark

    Show marketing remark (453 chars)

    Charming Cape Cod on private town lot with convenient location to town shopping, restaurants, baseball park, Main Street and public pool. Fenced in back yard with large deck and front porch. Huge shed shop included in rear yard. ! Home offers spacious living room, main floor Primary bedroom and bath. Laundry on Main floor. Stainless steel appliances in kitchen. Upstairs has 2 spacious Bedrooms with high ceilings and Bathroom. Needs work! SOLD AS!

17. 2025-12-16
    listed $250,000 Active 453-char remark

    Show marketing remark (453 chars)

    Charming Cape Cod on private town lot with convenient location to town shopping, restaurants, baseball park, Main Street and public pool. Fenced in back yard with large deck and front porch. Huge shed shop included in rear yard. ! Home offers spacious living room, main floor Primary bedroom and bath. Laundry on Main floor. Stainless steel appliances in kitchen. Upstairs has 2 spacious Bedrooms with high ceilings and Bathroom. Needs work! SOLD AS!

18. 2025-11-16
    historical $250,000 453-char remark

    Show marketing remark (453 chars)

    Charming Cape Cod on private town lot with convenient location to town shopping, restaurants, baseball park, Main Street and public pool. Fenced in back yard with large deck and front porch. Huge shed shop included in rear yard. ! Home offers spacious living room, main floor Primary bedroom and bath. Laundry on Main floor. Stainless steel appliances in kitchen. Upstairs has 2 spacious Bedrooms with high ceilings and Bathroom. Needs work! SOLD AS!

19. 1999-01-02
    historical
20. 1998-07-24
    soldstatus $87,900
21. 1998-06-18
    historical
22. 1998-02-18
    listed $89,900
23. 1998-01-06
    soldstatus $70,000
24. 1998-01-06
    historical
25. 1998-01-03
    listed
26. 1997-10-30
    listed $82,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast VA · Resets to sale price

• Current annual tax: $1,556 · $130/mo
• Projected year-2 tax: $2,460 · $205/mo
• Expected delta: +$904/yr (+$75/mo · 58.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,575
• − Mortgage interest: −$16,805
• − Property taxes: −$1,556
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,366
• − Management: −$2,366
• − Depreciation: −$8,727
• Taxable loss: −$3,745
• Est. tax savings @ 24.0%: +$899
• After-tax cash flow: $2,329/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Warren County Public School District
• NCES district ID: 5103870
• Math proficiency: 49% ▼ -29.00%
• Reading proficiency: 64% ▼ -10.00%
• Median HH income: $61,504
• Composite: 49.22/100
• National rank: #2039
• State rank: #70 of 131 in VA

Livability — Front Royal

• Score: 73/100
• State rank: #162
• US rank: #5050

Category grades

Amenities B- Commute F Cost of living B+ Crime C Employment D- Housing A Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Front Royal, VA
• County: Warren County · 35,615 people
• City population: 35,615
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 35,615
• Household income: $84,631
• Rent vs Own: 26.1% rent · 73.9% own
• Severe rent burden: 460.0

Population outlook (Warren County) Hauer SSP2

• Today (2025): 42,045 people
• By 2030: 43,257 · +2.9%
• By 2040: 45,088 · +7.2%
• By 2050: 45,567 · +8.4%
• By 2075: 46,081 · +9.6%
• By 2100: 42,093 · +0.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 7% Black 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Warren

• 2024 margin: Solid R (+37.6) · D 30.6% · R 68.3% · Other 1.1%
• 2008→2024 swing: -26.0pp toward R · 2008: -11.7pp · 2024: -37.6pp
• All cycles: 2024: R+37.6 2020: R+35.3 2016: R+37.1 2012: R+20.5 2008: R+11.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -118.82%
• Current HPI: 319.8136
• Rent YoY: ▲ 8.30%
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• State GDP YoY: ▲ 2.40%
• F500 in state: 50

Industry mix (Fortune 500 HQ in VA)

Industry	F500 HQs	Revenue
▸Aerospace / Defense	4	$236B
▸Technology / Defense	3	$32B
▸Financial Services	2	$176B
▸Utilities	2	$27B
▸Insurance	2	$25B
▸Technology	2	$15B

Price history

+265.9% since first listed

13 events — show timeline

• 2026-05-10 Price Changed $300,000 BRIGHT MLS
• 2026-05-09 Relisted — BRIGHT MLS
• 2025-12-16 Listing Removed — BRIGHT MLS
• 2025-12-16 Listed $250,000 BRIGHT MLS
• 2025-11-16 Coming Soon $250,000 BRIGHT MLS
• 1999-01-02 Delisted — MRIS
• 1998-07-24 Sold (MLS) $87,900 MRIS
• 1998-06-18 Delisted — MRIS
• 1998-02-18 Listed $89,900 MRIS
• 1998-01-06 Sold (MLS) $70,000 MRIS
• 1998-01-06 Delisted — MRIS
• 1998-01-03 Listed — MRIS
• 1997-10-30 Listed $82,000 MRIS

Property tax history

+4.8%/yr

Latest (2025): $1,556 · +3.1% YoY. Source: county tax records.